The UK Government has now confirmed that 1 May 2026 will mark the biggest transformation to private tenancy law in a generation. From this date, every existing and new private tenancy in England will move onto the new system introduced by the Renters’ Rights Act. a landmark shift designed to modernise renting and deliver stronger protections for tenants while ensuring clarity for landlords.
This reform is not a simple adjustment; it’s a sector-wide reset. At Finchleys, we’re committed to helping landlords and tenants navigate this transition smoothly, with the right guidance, documentation, and support.
A Three-Phase Rollout
The Government has set out a staged implementation process known as the Legislative Roadmap, with the first phase beginning on 1 May 2026.
Phase One (from 1 May 2026): Tenancy Reform
This phase focuses exclusively on new rules for private tenancies, including:
- All tenancies converting to periodic tenancies
- Caps on rent in advance
- A ban on rental bidding
- Revised rules for rent increases via Section 13 notices
- Stronger anti-discrimination protections
- New rights around keeping pets
These reforms aim to make renting fairer, more transparent and more secure for tenants, while giving landlords a clearer and more consistent framework to operate within.
What Happens on 1 May 2026?
From 1 May:
- All existing assured shorthold tenancies automatically convert
Any assured shorthold tenancy (AST), regardless of start date, will move onto the new tenancy system automatically. No new contract needs to be issued for this conversion.
- All new tenancies must follow the new rules
Any tenancy signed on or after 1 May 2026 will adopt the updated requirements, including:
- The cap on rent in advance
- The updated Section 13 rent increase process
- New rules relating to pets
This ensures clarity and consistency across the private rented sector from day one.
Section 21 Will Not Vanish Overnight
Despite the shift to the new tenancy model, Section 21 notices already served will remain valid for up to six months from the date they were issued, or until the tenant vacates.
This buffer ensures landlords don’t face unnecessary pressure to accelerate possession processes before the reforms take effect.
Written Statements & Tenancy Documentation
Under the Act, all new tenancies must include a written tenancy agreement containing specific information defined by the UK Government. This information will be provided in secondary legislation, and agents will need to ensure compliance.
Here’s what landlords need to know:
Existing Written Agreements
You do not need to rewrite or reissue existing tenancy agreements. Instead:
- You must provide tenants with a Government-issued information sheet outlining how the reforms apply to their tenancy.
More guidance on the content of this information sheet is expected shortly.
Tenancies Without Written Agreements
If a tenancy currently has no written agreement (such as verbal agreements or protected rent act tenancies), landlords will now be required to provide a written document containing all legally required information.
What’s Next? The Remaining Phases
Phase Two (Late 2026): Landlord Ombudsman & PRS Database
The next stage will introduce the new Private Rented Sector (PRS) Database and mandatory membership of the Landlord Ombudsman, creating clearer routes for dispute resolution and accountability.
Phase Three (TBC, consultations between 2035–2037): Decent Homes Standard & Awaab’s Law
This phase is expected to address safety and housing quality, rolling out the Decent Homes Standard and implementing measures under Awaab’s Law.
Bottom Line
These reforms are substantial, and preparation should begin well before May 2026.
At Finchleys, we recommend that landlords and agents:
- Review tenancy documentation
- Update internal processes
- Communicate clearly with tenants
- Seek professional guidance where needed
We’re here to support you throughout this transition, ensuring compliance, clarity, and peace of mind. If you need help preparing for the Renters’ Rights Act changes, get in touch with our team today.
